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Planning and Zoning Commission Minutes - 02/11/2026 MINUTES PLANNING & ZONING COMMISSION February 11, 2026 PRESENT: Jeremy Woodward • Chairman Blake Haney • Vice-Chair Doug McCulloch • Member Alan Sizemore • Member Lisa Stephens-Musick • Member Brady Enlow • Member Matt Marrs • Member Jack Browne • Member Luz Lerma • Alternate No.1 Naomi Barron • Alternate No.2 Councilor Tom Taylor • Council Liaison Teresa Rose • SAFB Liaison Paul Menzies, Assistant City Manager • City Staff Fabian Medellin, Director of Development Services • City Staff Rita Miller, Assistant Director of Development Services • City Staff Monica Aguon, Deputy City Attorney • City Staff Angela Lu, City Attorney • City Staff Christal Cates, Neighborhood Revitalization Coordinator Planner II • City Staff Robin Marshall, Admin Assistant • City Staff ABSENT: Michael Grassi •Member I. CALL TO ORDER The meeting was called to order by Chairman, Mr. Jeremy Woodward, at 2:00 p.m. II. PUBLIC COMMENTS Chairman Woodward asked if there were any comments from the public for items not on the agenda. With no response, Chairman Woodward closed public comments. III. ELECTION OF COMMISSION CHAIR Chairman Woodward asked for a motion. Commissioner Lisa Stephens-Musick made the motion to nominate Jeremy Woodward to continue serving as Chairman. Commissioner Blake Haney seconded the motion. Chairman Woodward opened comments to the public, and then to the Commission. With no additional comments, he took the motion to a vote. The motion passed with a vote of 9-0 for Chairman Woodward to serve an additional year as Chairman of the Commission. Planning and Zoning 2 February 11, 2026 IV. ELECTION OF COMMISSION VICE CHAIR .4000 Chairman Woodward made the motion to nominate Commissioner Blake Haney as Vice Chair. Commissioner Doug McCulloch seconded the motion. Chairman Woodward opened the floor to comments, and no one added any comments. Chairman Woodward took the motion to vote, and it passed 9-0. V. ELECTION OF LANDMARK COMMISSION LIAISON Director Fabian Medellin explained that this position is a position reserved for only a P&Z member. Commissioner Noros Martin had served as our liaison, so this vote will fill this vacancy. Commissioner Woodward asked for a motion to nominate a Landmark Liaison. There was some discussion as to the duties of the position, which Director Medellin explained. Chairman Woodward made a motion to nominate Commissioner Lisa Stephens-Musick as the liaison, and Vice Chair Blake Haney seconded the motion. The motion was taken to vote, and it passed 9-0. VI. APPROVAL OF MINUTES Chairman Woodward called for a motion to adopt the January 14, 2026, minutes. Commissioner Alan Sizemore made a motion to approve the minutes as presented and Commissioner Matt Marrs seconded the motion. Chairman Woodward opened comments to the public, and when none were made, he opened comments up to the Commission. Commissioner Jack Browne pointed out that there was an error in the description of the second case on page four. Director Medellin stated that the description can be modified since it was a typographical error, and the minutes then can be signed at the next meeting if approved today. With no additional comments from the public or the commission, the motion passed unanimously with a vote of 9-0 in favor. VII. CONSENT AGENDA P 26-07 — Spragins Addition, Lots 1-B, 2, 3, & 4, Block 1 Chairman Woodward asked if anything needs to be brought down to the regular agenda, and Director Fabian Medellin stated there was not. Commissioner Matt Marrs made the motion to approve the consent agenda and Commissioner Blake Haney seconded the motion. With no comments from the public or the Commission, the motion passed with a vote of 9-0. VIII. REGULAR AGENDA Planning and Zoning Training Director Medellin introduced himself, new board members and newly appointed staff, then noted that Christal Cates (from the Planning Department) will now be the P&Z board Liaison. He also explained the P&Z Board is a special board that the Planning and Zoning 3 February 11, 2026 State and the City have adopted, and granted specific land use regulation authorities to. Some of the items that Director Medellin touched on regarding training: Attendance — If attendance with a board member becomes an issue, Council does have the ability to grant a new member. Required training — There is required State training for all board members on the Open Meetings Act and the Public Information Act. Being a publicly appointed board, all meetings must have a public notice posted in advance of a meeting. All communication (not only with us) is subject to open records requests, including texts and emails amongst yourselves on personal devices. • The Open Meetings Act now requires the posted notice to be 72 hours in advance of the meeting. (That's anytime there is five or more Board members being together to talk about zoning items.) We can no longer include the day of the posting or the day of the meeting, and weekend days can not be included. So, basically a meeting must be posted about a week in advance. The notice will specifically outline what will be discussed and what actions to be taken. There can be criminal penalties if the board does ever convene outside of a public meeting notice. Director Medellin explained that includes conversations via text or email (if there is a group chat). He informed the Commissioners to be careful whenever there is four or more of them in a room (or in a setting, or at an event) and to give each other space. • Director Medellin then discussed the Public Information Act. He explained that any email communication, or any documents/items that the Commissioners have in relation to a specific case, either internally or amongst a Commissioner and staff, is subject to an open records request. He noted that the laws allow for that. Atty. Monica Aguon (Deputy City Attorney) gave a brief presentation on ethics for the Board. She stated that a couple of rules within the Texas Local Government Code are applicable to the board members, and that the focus is on public transparency, so that there are not any conflicts of interest with the Commission members, that are being hidden. She cited Chapters 171 and 176 (disclosure requirements), and said a conflict disclosure statement is required if you, or a family member, has employment or other business relationship with a vendor. (Vendor is defined as the applicants that come in for a P&Z case.) She explained that a family member is defined based on the local government code, and said "that's going to include you and certain family members, based on your relationships within degrees of consanguinity and/ or affinity," and will also explain their duty to either disclose, or disclose and abstain from participation and/or voting. Chapter 176—Three ways to be prompted to make a disclosure statement under 176: • Taxable income that one would receive - If you have a relationship with an applicant where you get taxable income of more than $2500 in the preceding 12 months before the action comes before the board, then you need to make a disclosure statement. You will need to contact the City Clerk, Marie Balthrop, and explain the nature and extent of the conflict of interest. A form will be filled out, Planning and Zoning 4 February 11, 2026 and that will go on file. She stated that when you are considering what constitutes taxable income, it excludes investment income. • Gifts — If within the 12 months preceding the action, you receive a gift or a grouping of smaller gifts (that have an aggregate value of $100 or more), you will need to make a disclosure, and filing, for that as well. For taxable income and gifts, a disclosure, and the filing of the disclosure, must be done before the contract is executed. For the P&Z Commission, before a vote is taken on an item/case, or have an agreement on what the board will decide to do on a particular case. (Or to be done when you realize that there is a consideration for it.) • Familial relationship — The disclosure, and the filing of the disclosure, is to be done whenever the relationship exists. Family relationship is defined by the code as the third degree of consanguinity or the second degree of affinity. Consanguinity is relationships by blood, and affinity is the relationship by marriage. If there is a question of the degree of an affinity, please contact the City Legal Department. Atty. Aguon discussed the level of penalties based on the value at issue. The penalties could be a misdemeanor or higher, with jail time and/or fines. Chapter 171 —Affidavit and abstention from voting required. Prohibits a local public official from voting on or participating in a matter involving a business entity, or real property, in which the official has a substantial interest. If an action on the matter will result in a special economic effect on the business that is distinguishable from the effect on the public, or if reasonably foreseeable that an action will have a special economic effect on the value of the property, distinguishable from its effect on the public. Atty. Aguon said they will need to be aware of it if they have a substantial interest in the applicant that comes before them. She said you can have a substantial interest in the real property that's coming in front of the Commission, and that is going to be based on value. Or you can have a substantial interest in the business itself that comes before the Commission. If it is possible that the action on the action item before the board is going to result in a special economic effect on either the benefit or the value of the land, then you will need to make a disclosure. She added, for the substantial interest in a business entity, there is going to be two ways that will cause reason to make the disclosure, either how much you own in the business or how much you receive by way of income from the business. Business Entity - • Owns 10 percent or more of the voting stock or shares of the "business entity" OR owns either 10 percent or more or $15,000 or more of the fair market value of the business entity; OR • Funds received by the person from the business entity exceed 10 percent of the person's gross income for the previous year. Real Property— • Interest is an equitable or legal ownership with a fair market value of $2,500 or more. She told the board that you don't have to have a name on a paper necessarily, so keep that in mind. Once your ownership exceeds more than $2,500 of the fair market value, then you will have to make the disclosure. Under 171, you have to consider whether you can participate. For that, you will need to go to Marie Balthrop and she can get the disclosure form for you. When you have to make these disclosures, you will have to file the affidavit and possibly abstain, before the Planning and Zoning 5 February 11, 2026 vote. It was noted that she said they would "possibly" have to abstain, and that is because if the majority of the Commission has to abstain and file the disclosures, then you won't have to abstain. That is so business could move forward. It's important to communicate with the legal department and the city clerk's office. For criminal penalties under 171 — would be a Class A misdemeanor. Confinement in the county jail (up to one year) along with possibly a $4,000 fine or both. Director Medellin then continued the training, and discussed the duties of the Commissioners. The Planning and Zoning Commission is given the authority to name private streets. Those are streets that are usually in commercial developments. The board also has the authority to name public streets. That is done through the platting process, and does have specific requirements to ensure that there is no duplication, and for ease of emergency services. Some of the other duties of the board that Director Medellin discussed, and explained, are: • Platting (Preliminary plats, Final/Major plats, Final/Minor plats) • Site Plan appeals (Reviewing conditions placed on a site plan if the applicant requests such an appeal to the Commission) • Conditional Uses • Rezoning and Text Amendments (Recommendations to City Council) • Plans for city growth (Thoroughfare Plan, Annexations, etc.) • Modification of Subdivision Regulations Then, Director Medellin talked about the increase in requests for RV parks. With some of our future, and bigger projects (Data Centers), staff is trying to be proactive and prepare for workforce housing. For one of the planned projects, there could be up to 2,000 contractors working on the site at one time. Staff has looked at other communities that have had these types of projects, and housing has become an issue. Hotels/motels are basically fully occupied, essentially eliminating their convention or meeting spaces. He stated that our current ordinance on RV parks is geared more towards tourism versus the temporary nature of workforce housing. The intent of a workforce housing plan would be: • To provide temporary housing solutions. • To provide regulations to ensure safety. • Have the Land revert back to prior use. Discussion was then opened up to the Commission to get their thoughts or concerns on creating temporary housing regulations. There were some questions regarding our current manufactured parks. Director Medellin explained that the city has only five designated (zoned Manufactured Residential Zoning District *MHR) manufactured parks. They are all locked in at their locations, and the only way any of them could expand is to buy the land around them and rezone the purchased land to make it MHR. He also added that with the existing manufactured home parks there is only about 200 spaces available, so not enough to accommodate the expected influx of temporary workforce. He added that most of the workers will have trailers and/or equipment with them that they will be storing next to their temporary home. That is another reason we may want to distinguish between your everyday manufactured home park. Planning and Zoning 6 February 11, 2026 Director Medellin reiterated that he wanted to create some discussion with the Commissioners on this issue, to be proactive, and to give the board some time to think about it and/or discuss it. Any amendment that would be proposed would have to go through the normal routes, workshops and public meeting, with an actual presentation of specific language. Then a recommendation from the Commission, which would then lead to a presentation to the City Council. So, it will still be a while for that to happen. Lastly, Director Medellin discussed plans for managing city growth that is considered by Planning and Zoning: • Land use elements • Stormwater Master Plan • Housing Plans • Historic Preservation Plans • Airport Plans • Transportation plans IX. OTHER BUSINESS Director Medellin gave a quick City Council update. Two of the rezoning cases that the Commission recommended were approved by the City Council. One of the cases has been tabled. There was some concern from the Council, and the public, of our zoning ordinance, and it being open-ended, with this being an avenue to interject a different use than what's being proposed. The Council was wanting to put conditions on a rezone, which isn't allowed. (It's called conditional zoning). They were wanting to exercise land use rights, or regulation authority, that hasn't been granted to them by ordinance, or by the adoption of an ordinance. So, they tabled that one item. Staff is working with that applicant, and we will likely be coming back to the Commission with a little bit of a different product. Probably in the form of a PUD versus an outright base zoning of Light Industrial. X. ADJOURN Chairman Woodw. • . •Dour ed e meeting at 3:11 pm. 3/1/a Je y hoc). and -Chairman Date 3- 13-z7 Medellin, AICP— Director of Development Services Date